Long Term Rental information
As one of the predominant Long Term Rental Agents Javea, we at VillaMia are able to provide you with all the information you need when considering taking up a rental property.
Here is our guide to Long Term Renting a property in Spain:
Viewings - Viewings are normally undertaken on a one-on-one basis with the agent. Sometimes, however, it is not possible for potential teants to visit the area before taking up a long term rental. In these instances, we recommend that the potential renters ask for detailed information about the property, the area, the areas of responsibility (who pays which bills for example), along with requesting any other information that is particularly important to each individual renter.
Offers - It is not usual for a landlord to need to accept offers at a lower monthly rental than the advertised price, as demand for quality properties for long term rental is quite high - particularly around the Northern Costa Blanca. However, it may be possible to pay slightly less than the advertised price if the property has been empty for a while.
Deposit - Rental deposits can vary, but usually 2 months rent is required as deposit, along with the first months rent and agents commission of half a months rent. Therefore, it is very normal to be required to pay three and a half months rent up front. The two months deposit and agents commission is non-refundable if the potential tenant changes his/her mind and pulls out of the rental.
Contract - Most long term rental contracts in Spain are for an 11 month period and most contracts will be in both Spanish and English. Generally, contracts should detail the rental period, amount of rental, when the rent is due, who is responsible for paying the bills, and clauses prohibiting subletting, using the property for commercial use and not making any structural changes to the property. There should also be a clause referring to the deposit monies paid.
Bills - Usually, the utility bills (water, electric and gas) are paid for by the tenants by changing the direct debits with the utility companies. Bills for utilities are sent out (and taken from the bank account) every 2 months, so unless this date conveniently coincides with the rental start or end date, there is often a little sensible apportioning to be done.
Usually, telephone and television is at the cost of the tenant.
Local taxes and any applicable community fees are generally paid by the landlord, whilst pool and garden maintenance can vary per property.
Upkeep of the Property During the Rental Period - It is the responsibility of the tenants to ensure that the condition of the property and, where applicable, the garden are maintained, and any cost of cleaning and slight damage should be incurred by the tenants during the rental period.
Here in Spain, humidity is high and tenants are responsible for ensuring that properties are well ventilated, especially during winter months when heating is in use.
Any machinery failure, such as washing machines or boilers, should be checked by a qualified technician via the agent and costs of repair apportioned as per the findings of the technician. Usually, the costs for these repairs will be for the landlord, as both of these failings are due to simple wear and tear, but if damage has been caused by the tenants then they are responsible for paying the repair bill. These situations are usually dealt with quickly and logically by the agent.
Return of the Deposit - the deposit should be returned in full at the end of the rental period, minus any damage, breakages or unpaid bills. Usually, if the tenants break the contract before the end of the rental agreement, the owner is within his/her rights to retain the deposit money.
Pets - Some properties will accept pets, whilst other owners prefer not - if not stated you should check with the agent before committing to a property. Some urbanisations simply do not allow pets, and therefore it is not always the decision of the owner.
Furniture & Furnishings - if the property is being rented wholly or part furnished, an inventory should be provided which should be signed by the tenants. This list should be checked by the owner or the agent at the end of the rental period to ensure that all items are still present in the property (this should be done with the tenant to ensure agreement).
Who to Call during the Rental Period - this depends who is "managing" the rental. Sometimes agents are retained to simply source tenants and are not required to participate further in the rental. In this case, the tenants should address any queries directly to the owner.
In other instances the agent provides the first point of contact and then liaises with the owner. In this case, queries should be addressed to the agent.
Villamia - Specialists in Long Term Rentals in Javea.
